@MIchael McCUe   I get it, it feels like an incredible weight that you could easily lift with bankruptcy.

You're best bet is to call a few brokers local to the area and see what they can come up with.It's definitely going to be a surplus or excess carrier that will do it and the premiums will be high. 

Home went to tax sale county kept excess proceeds.

You should only consider switching when your current software has a significant flaw or lacks features that force you to spend excessive time on workarounds.

It does however give you a degree of independence to choose what you want to do.As your portfolio grows you'll also feel the weight of future capex responsibility more, which ironically points you to growing more cash flow through more real estate.The other issue is that you are chasing a moving goalpost.

If so, I don’t think this request is excessive at all.

It’s cash flowing about $50/month after everything (PITI, flood insurance, home warranty, excess liability & termite protection) - if I got ride of termite it would cash flow $125.

California charges a minimum tax of $800 a year per LLC, and more if you have gross receipts in excess of $250k.

Once you've identified what's important and what ratios to look for to evaluate a property, all future deals should be weighted against those "good" ratios/numbers - and periodically adjust to suit your goals.

If it seems excessive or unreasonable, I reach out to guest first for reimbursement, then Aircover kicks in.